TC File Check

Find the blank date or missing initial before title calls you back.Find the blank deadline or the price that doesn’t add up before title calls you back.

Free check for a filled TREC 20-19. Built for Texas TCs, brokers and their agents.Free check for a filled Colorado CBS1. Built for Colorado TCs, brokers and their agents.

Sample contract, 123 Main St, Austin, TX 78704, with planted mistakes. Not a client file.

  • MUST FIXParagraph 3: Cash portion (3A) $85,000 + financing (3B) $340,000 = $425,000, but the Sales Price (3C) says $435,000
  • MUST FIXParagraph 9A: Closing date “November 31” is not a real date
  • REVIEWBuyer’s notice email (Paragraph 21) “john.doe@gmailcom” is not a valid email address

Sample CBS1, 123 Main St, Denver, with planted mistakes. Not a client file.

  • MUST FIX§4.1: Earnest Money + loan + Cash at Closing add up to $490,000, not the $500,000 Purchase Price
  • REVIEW§3.1 item 15: New Loan Availability Deadline is N/A with a New Loan in §4.1
  • REVIEW§3.1 item 39: Closing Date (11/11/2026) is Veterans Day
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Fillable TREC 20-19 PDFFillable CBS1 (2026) PDF · not scanned or flattened files · flags likely issues, not legal advice
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Or forward it to tc@check.txtanoffer.com and the report comes back by email.

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+ Also have the 40-11, 41-3 or 39-11? Add up to 3 to cross-check them against the contract, too.+ Also have the buyer’s Exclusive Right-to-Buy, an Amend/Extend, Counterproposal, Inspection Objection Notice or Source of Water Addendum? Add up to 3 to check them against the CBS1.
Your PDF is written to a temporary file, checked, then deleted — normally within seconds (bulk uploads: when the batch finishes). On the Brokerage plan, contracts forwarded from your brokerage’s emails go to its archive (on by default; the brokerage can turn it off).

What this checks · Texas TREC 20-19

  • Property address, county — and the address header on every page
  • Buyer & Seller legal name
  • Earnest money, option fee, option period days
  • Escrow agent, title company
  • Effective Date, and a closing date that's real and after it
  • Initials on pages 1–9: one per buyer and seller, from the right person
  • Sales price math: 3A + 3B = 3C
  • “Check one box only” conflicts (survey, Seller’s Disclosure, As Is, possession, owners association)
  • Seller’s Disclosure delivery days and 12B broker contributions filled in
  • Page 12 receipts match the option fee and earnest money
  • 40-11 addendum loan amount, and Third Party Financing listed and attached
  • Business terms written into Special Provisions (Paragraph 11)
  • Notice email addresses that would bounce
  • Signatures on pages 10–11
  • Scanned or flattened PDFs

Every check above is verified directly against TREC's actual 20-19 form fields — not guessed from field names, which routinely lie about their own position. The 40-11 can be its own separate PDF — it doesn't need to be merged into the contract file.

Comparing an original against a later version? See exactly what changed →

Auditing a whole closed-file archive? Bulk-check up to 20 files free (200 with a Brokerage join code) →

Want checklists and TREC form references instead? Visit the free TC Hub →

What this checks · Colorado CBS1 (2026)

  • Property street, city, county — and that the state is Colorado
  • Buyer & Seller names, contract date
  • §4.1 price table: Earnest Money + loan + Cash at Closing = Purchase Price, and both TOTAL lines
  • Earnest Money amount and Earnest Money Holder
  • Loan amount vs. loan type checked (§4.5.3), and Available Funds (§4.4.3)
  • Blank or N/A deadlines that delete a contingency under §3.2: loan, appraisal, inspection, title objection
  • §3.1 deadlines out of order (delivery → objection → resolution) or after the Closing Date
  • Closing Date blank, on a weekend, or on a federal or Colorado holiday
  • Possession before closing, Acceptance Deadline after closing
  • Both boxes checked where only one applies, and two payers on one §15 fee
  • §29 compensation lines checked with no % or $
  • Lead-based paint deadlines left blank
  • Amend/Extend and Counterproposal: the contract re-checked as amended — a new date that lands after closing, a deleted loan or inspection deadline, conflicting boxes, a price change
  • Inspection Objection Notice dated after the Inspection Objection Deadline, or with no description
  • Attached forms that name a different property or contract date; a Source of Water Addendum listed in §31 but not attached
  • HB26-1426: the CBS1 marks a buyer’s agent or transaction-broker but no Exclusive Right-to-Buy is attached (signatures aren’t checked); an attached one whose Listing Period doesn’t cover the contract date, names a different buyer, or states no compensation
  • Signatures
  • Foreclosure CBS (CBSF1) and Colorado forms not listed here
  • Scanned or flattened PDFs

Checked against the Colorado Real Estate Commission’s published CBS1 (mandatory since January 1, 2026), field by field. Flags likely issues; not legal advice. Not affiliated with the Colorado Real Estate Commission.